I'd tell you but then I'd have to kill you! 😈

What Ritu said, almost exactly.
Initially, I AM my presentation.
I have already researched the market. Now, to hyperanalyze the product.
View the property, meet the prospective, feel out both.

I may or may not WANT the listing.
My opinion may be that it is better for the property owner to hold the property at this time.
The property may not be ready to go on market, there may be things that need to be done and the owner needs to be willing to do them.
Or the timing may not be proper.

If all good at that point, I'll be back &/or there will be further conversation.

THEN, we'll talk about how together we will tackle the alchemical process of transforming their property into money.

The listing collateral that I generate once the agreement is signed and items ticked off the marketing plan that I've created is validation.
YMMV

One more thing. I love when competing agents leave all their materials behind with the owner, and they either show me or I get to catch a glimpse. It reminds me how this is a "me too" business and most agents are all alike. You have to be different.

In a sea of purple cows, I'm a golden unicorn.

I don't do a "pitch."  After the appropriate introductions and small talk, I ask questions and then just listen, tour the home and sit at the table with them, going over comps in person, letting them tell me what they know about the homes, what they feel about the comps, etc.  I'll leave a packet I jokingly refer to as my dog and pony show, which has information about me, my brokerage, basically "broad strokes" info.  Once we have an agreement to work together, I'll send more detailed info, bring in a stager if appropriate, etc.  It works pretty much every time.  

I have a listing presentation but it is personalized after we tour the home what needs to be done to make the home attractive in the market. Price range and answer any or all the questions.

Regular Listings:

I bring 8 talking points that take less than 5 minutes each to discuss in the form of specific questions I need answered by every homeowner so I can manage expectations. It's all questions, no pitch. 

My leave behind is simply a Home Enhancement Checklist and my business card. 

RCS-D Listings: all the above and I leave behind my 6 Deadly Assumptions Checklist every divorcing homeowner needs to be aware of before making a property settlement.

And CDPE Listings, all The above that applies and I leave behind pre-foreclosure process info.

Come prepared and be ready to walk

For starters, I don't do pitches... and I very rarely do presentations.... but if an initial consultation or meeting, it's customized on the conversation I previously had with the 'potential' client based on their needs and requirements and unique situation. It includes my 'book', a general marketing plan, stuff about me, information about how to market and sell a home, a market update, and a general comp on their property subject to revision, and a property booklet.

Tax card, comps and my marketing speech. If i get in front of a seller 9 times out of 10 i am leaving with a signed listing

In this day and age you need a hard shell and the kitchen sink.

Ii nclude everything they might need to know about preparing their home for sale, comparables, my marketing strategy and approach, information about me, my company, etc.

Rae, your question has too many components to result in an actionable response.

Be aware, in considering how to present your 'pitch' assessing what the homeowner already knows is important. How did they find you?

Let them know they have choice. "Would you prefer my professionally produced, knock-your-socks-off power point or what is in this green folder?" Given a choice they always make the same selection. 

From there be aware there are only 5 questions the homeowner actually has. Real estate agents invented the 21 questions you must ask before hiring your agent for the sole purpose of fulfillment of their Success Theater act.

Answer those 5 questions in your the 'pitch' and end it with, "I believe this document lists the 5 question your really have. Have I answered them fully?"

Deliberately leave out any reference to compensation so they do have something to ask about.

What do I leave behind? The five questions which is the cover page for the document that contains the 'pitch.'

As you know an IABS, my bio, testimonials, my marketing plan, and a CMA.

The relevant materials.

All the material I would need to show pricing for their property and a listing agreement. 

I do not have a pitch.  I have a binder with general information in it.  The binder is customized for each prospective client. The first meeting is a face to face to get to know each other.  I allow them to ask questions about me, my business, how I work, etc. I then ask them questions. The discussion is a process.  I am interviewing them as much as they are me.

We don't really have a listing pitch, to be honest. We have listing conversations in which we sit with the homeowner and discuss what they want to do and how we can help them get there. We usually come prepared with a CMA on the property and are ready to present examples of how we market properties. Depending on the situation, we probably have sent info such as guides to preparing your home to sell in advance of the meeting.

no pitch!!! we have a presentation we deliver...accompanied by a 40 page binder that tells it all... who we are; what we do; and how well we do it.... 

Everything that is pertinent.

I have a nice powerpoint presentation, of course comps, marketing  etc...But mostly I listen to what they need, what they want.. and try to figure out if we are a fit... as a bonus....

  I like offering a Free 3 hour professionnal staging consultation

I don't pitch them and I consider it a consultation, not a 'presentation' either.

Just remember, Rea, it's about them, not you! The first meeting (which can also be the last) is a time for us to get to know one another and is more of a Q&A session. 

We then review the process, including staging and pricing (+CMA). I used to leave a ton of information with them but, many in our area are 'green-conscious' so, I ask if they prefer a hard copy of the information or have it emailed to them. Since I began doing that, I have not had one single client ask for a hard copy!

Comps - 1 liners from the MLS.  Usually will have them on a tablet to show pictures too, if needed.  Also bring a printed listing agreement filled ou with everything except the price.  I'll put that away if I don't want the listing, like recently I walked out of an appointment.

Video Marketing vs Old Fashion Print Media

Others have answered.

I make them an offer they can't refuse.

We never pitched.  That is what the guide on the mound in a baseball game does.  And all the provided answers are excellent. A

Joe Pryor nailed this one!

Ask the seller what they need, explain and demonstrate how you'll achieve it.

Everything as Floyd Wickman use to say. But no curve balls, no fastballs, no change-ups, and don't hit the batter.

Rae Dolan - The perfect blend of localism and Internet Savvyness! That's me!

 I have all the data available in print, and on the laptop.  Comps, testimonials, the works.

But mostly I just listen.  " I know you want to sell the house, but tell me more..."

I just take me and I just talk about my experience.  I always have my laptop and if they are interviewing other agents then I pull my my stats vs. their stats.  My list to seller ratio, my days on market compaired to other they may be interviewing.  

 I think Thomas J. Nelson, Realtor, ePRO, CRS, RCS-D answered the question for me.

The first visit is to get to know them and the property. I am on a fact finding trip and one of those facts is whether I want to listing or not. I tell the seller about my marketing in general but save specifics for when I get the listing.

I am builder rep and my pitch is tailored to who walked that door. 

I start with the "big picture" of where we are in the economic cycle nationally, then narrow it down to region, state, town; briefly. That's the start.

Lots of stuff too lengthy to cover here.

Less of a pitch and more of a listening session with discussion on how we can meet their needs

Keep it brief. CMA analysis. Days to be in contract. I always bring a copy of listing contract with owners.  Leave out price and often put the total commission % inside a folder.

Comps, marketing plan, easy exit listing

Good stuff .... I have found that people still love paper so I give it to them.

Do not do a pre-list packet because I've found no one read the damn thing so why bother! 

Stats, stats & more stats on what makes me & my company tops.

They have to have a sense of who you are and what you will do by hearing and seeing you do it. CMA, pricing discussions, how long it will take, the part they play etc. all follows. The shorter the better & I try to make people so comfortable that they will participate by asking questions.

Agree with all answers. 

My main focus is on them and finding out their goals beyond getting sold, what's important to them, time line, considerations, then a tour of the home...layout an overview of my marketing plan with its benefits to them as the focus

They get what they see.

I have everything in writing that may come up as a question, including an in-depth analysis of their home.